Foundation Repair
Common Foundation Issues
Foundation shear
Serious Issue
As you can see in the picture to the left, the entire wall slid forward causing the wall to not be fully seated on the footing. This can be repaired in different ways but it is a concern that should be addressed as soon as possible.
Normally bracing the wall with steel I-beam supports is considered the standard repair however, if severe enough, the wall may need to be rebuilt.
Give us a call for a free estimate and a peace of mind.
Bowing Wall
Potential Serious Issue
One of the most common problems we come across is bowing foundation walls. Normally, when you see a crack that runs parallel with the floor, it is a concern. Not always will it need repair, but it should be looked at, and monitored.
Bowing walls are usually caused by poor drainage from around the foundation. We have also seen where heavy equipment, stoops, traffic vibration or even a tree cause variations of this problem.
Stair Step Crack
Usually Not Major
We find this issue on almost every block foundation. While it is the most common issue, if there is a large size difference at the top compared to the bottom of the crack, this can suggest footing movement and should be assessed.
Normally it is just caused by settling and nothing to be worried about.
Poured Foundation Crack
Usually Not Major
While these types of cracks are not usually a major issue, the crack noted in this picture suggest more movement than normal and should be looked at by a professional.
These types of cracks are usually caused from the foundation settling. While not usually a structural issue, they have a good potential of leaking.
The steel within the foundation wall gives the wall majority of its strength, so don't panic when you see them. Having said that, it doesn't hurt to have us come take a peek.
How we repair your foundation
Not one size fits all!
Repairs
While we gave some common issues above, each repair needs to be assessed because they are not all the same.
This is an example of a foundation rebuild. We only do this if there is no other option because the foundation is too damaged. This involves excavating the wall from the exterior, removing the blocks, and rebuilding to code with reinforced fully mortared cavities.
Some contractors do not have the skill sets to rebuild foundations, so they do not offer this repair option when in reality, its what needs to be done. If you have conflicting opinions on repairs, it may be best to consult a structural engineer.
Steel I-Beam Bracing
I-Beams are a very effective repair. We have been installing them for over fifty years. If we determine beams to be the fitting repair, you can have confidence that your foundation is sound.
We have removed many I-beam braces that have been improperly installed. Sometimes they are too small, too far apart, or attached incorrectly. We provide a lifetime warranty on these beams, and we have never had to return to repair a single beam.
Other companies offer braces that are designed to push the wall back into place. While this proves to be effective occasionally, in right soil conditions, using the floor joists as leverage and can cause damage to your subfloor system and even the masonry wall itself.
The safest way to push a wall back once damaged is by excavating the wall from the outside, push the wall back into place, and then stabilize the wall with bracing. On the other hand, due to the cost of this involved process, it may be a better option to rebuild the wall.
Crack Poured Foundation
Its a dirty job... If we find your crack is leaking or showing signs of movement. We excavate (with a shovel) the area and seal it from the outside.
Not only do we seal the crack from the inside and outside, we a seal large area around the crack in case there are any off shooting cracks that can leak.
The other option is a crack injection. This is used when the option of excavating and sealing from the outside is out of the question due to landscaping, AC units or access. Its a foam expansion product that fills the little holes and cracks inside the wall. This is usually our plan B. After thousands of crack repairs, we know what works and what doesn't.
